Crime Prevention through Environmental Design (CPTED) Report Demolition of all existing structures on the site and construction of 6 x four- storey residential flat buildings, containing a total of 369 apartments, three basement car parks each containing two levels, stormwater works, landscaping, and subdivision of the existing allotment into 3 lots, each containing 2 residential flat buildings 84 Tallawong Road, Rouse Hill NSW 2155 Lot 63 DP 30186 Project No: C490 Date: September 2017 Creative Planning Solutions Pty Limited | PO Box 1074 Broadway NSW 2007 +61 2 8039 7461| [email protected] | www.cpsplanning.com.au Creative Planning Solutions Pty Limited – ABN: 70 135 093 926
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Crime Prevention through Environmental
Design (CPTED) Report
Demolition of all existing structures on the site and construction of 6 x four-storey residential flat buildings, containing a total of 369 apartments, three basement car parks each containing two levels, stormwater works, landscaping, and subdivision of the existing allotment into 3 lots, each containing 2 residential flat buildings
84 Tallawong Road, Rouse Hill NSW 2155 Lot 63 DP 30186 Project No: C490 Date: September 2017
This Crime Prevention through Environmental Design (CPTED) Report has been prepared to accompany a Development Application (DA) for a mixed use development at 84 Tallawong Road, Rouse Hill NSW 2155. The development application (DA) proposes demolition of all existing structures on the site and construction of 6 x four-storey residential flat buildings, containing a total of 369 apartments, three basement car parks each containing two levels, stormwater works, landscaping, and subdivision of the existing allotment into 3 lots, each containing 2 residential flat buildings.
CPTED is a set of design principles aimed at the creation of spaces that are unfavourable for criminal
conduct or anti-social behaviour. CPTED places emphasis on spaces that enable their ongoing use by
legitimate users, and the minimisation of opportunities for offenders to perpetrate crime.
The assessment is based on a review of the Architectural Plans prepared by Archidrome and the
Landscape Plans prepared by Site Image Landscape Architects.
The report has been overseen by Daniel Govers (Director) who is qualified with Honours from the
Bachelor of Planning degree at University of New South Wales (UNSW), has earned Certified Practicing
Planner (CPP) status from the Planning Institute of Australia and has successfully completed the Safer
by Design course held by the New South Wales Police Service. Refer to Appendix 2 for a copy of the
Certificate.
1.1 Disclaimer
This report provides recommendations for the application of general CPTED principles to specific
aspects of the subject development. Strategies implemented in accordance with CPTED principles are
designed to minimise the risk of criminal behaviour and to improve the perception of safety for
occupants. CPTED strategies should be implemented on an ongoing basis, and monitored continually
to ensure they remain effective over time. Criminal activity can occur in all manner of places, and the
perception of safety does not guarantee the absence of crime. CPTED principles should form part of a
wider strategy to address crime and anti-social behaviour, and should not be solely relied upon as a
means of ensuring the safety of occupants of a building or place.
The subject site is legally described as Lot 63 DP 30186 and addressed as 84 Tallawong Road, Rouse Hill. The site is located on the northeastern side of Tallawong Road near the junction with Macquarie Road. The site is generally oriented northeast-southwest with the southwest being the Tallawong Road frontage. The subject site is regular in shape with an area of 20,236.3m2 (survey), is 82.105m wide and has a length of 246.47m. The site has a gentle and consistent fall from the rear south-eastern corner to the front north-western corner to Tallawong Road of approximately 12.5m. Refer to Figure 1.
The site currently contains a single storey brick and tile residence which sits at the south-western corner of the allotment, with various large rural outbuildings situated to the rear of the dwelling. Along the northern boundary of the site, towards the north-western corner is situated a large dam, which is to be decommissioned. Vehicular access to the site is currently provided to the dwelling and rear metal shed from a driveway off Tallawong Road. The majority of the site is devoid of significant vegetation, with the majority of the large vegetation found in the vicinity of the site boundaries, either on the site or on adjoining sites. A small strip of trees is provided in the centre of the site, towards the site frontage, and there is no remnant bushland, natural watercourses and/or threatened species known to be located within the site. There are various farm fences located throughout the site.
Figure 1 – Cadastre of the subject site and surrounds Source: sixmaps.nsw.gov.au
2.1 Locality description The subject site is located within the suburb of Rouse Hill which is located 46km northwest of the Sydney CBD (Figure 7). The site is located 600m to the north-east of the Cudgegong Road Railway Station. The Cudgegong Road train station is on the Sydney Metro Northwest line, currently under construction to provide direct train services to the Sydney CBD, Chatswood and the Norwest Business Park. Windsor Road is 1.7km to the east which provides main road access to the Sydney CBD via the M2 motorway. Rouse Hill is within the local government area of Blacktown City Council. Development in the vicinity of the site is generally characterised by single dwellings on similarly sized rural allotments, with a mixture of rural outbuildings and varying levels of vegetation concentration. The area is within the Riverstone East precinct, and redevelopment of the precinct is within its preliminary stages. Cudgegong Road Station is surrounded by B2 and B4 zoned land, with the subject site falling within the R3 zoned land which surrounds the business zones. Adjoining to the north-western side of the site is No. 100 Tallawong Road (Figures 3 and 4). This property contains two double storey dwellings of brick construction with associated outbuildings. Adjoining to the south-eastern side of the site is No. 74 Tallawong Road (Figure 5). This property contains two single storey dwellings, one of brick construction and one constructed of lightweight cladding, with associated outbuildings also located on the site.
Adjoining to the northeast of the site are the rear boundaries of No. 97A Cudgegong Road and No. 105 Cudgegong Road. These properties also contain rural-residential uses.
A full range of services and facilities are located in the Rouse Hill Town Centre which is a short 3km drive from the subject site. The centre contains a wide range of businesses and community facilities including supermarkets, cafes, restaurants, clothing stores, bank branches, a post office, churches, hotels, and medical centres.
the locality is primarily characterised by natural features, typical indicators of anti-social behaviour –
graffiti, vandalism, etc – are difficult to observe. However, there is an irregular presence of litter and
dumped items within the wider vicinity, and some minor damage to fencing and trees that can be
associated with the encouragement of crime. However, the area is not particularly unusual in this
regard.
2.3 Site Risk Assessment
Positive attributes of the site and locality include:
• The location of the site along Tallawong Road, and amongst three roads that are proposed on
the remaining boundaries, is likely to have a high level of pedestrian and vehicular traffic in
the future as a consequence of the future opening of the Cudgegong Road railway station;
• Tallawong Road is a long linear street, with view lines extending to a large portion of the
street, and the projected street layout of the locality is largely without cul-de-sacs or curved
streets, ensuring that generous view lines will be retained.
• There are minimal street trees surrounding the subject site.
• There are minimal opportunities for loitering within the public domain, and a lack of
opportunities for potential offenders to lie-in-wait.
• In the medium term the site will sit a short distance away from a local commercial area, which
will increase the amount of activity and surveillance within the locality.
Negative attributes of the site and locality include:
• In the short to medium term, the site is likely to be characterised by a mixture of construction
sites, and rural properties, amongst newly inhabited residential developments. Construction
sites are generally unoccupied in the evening, and are often fenced and concealed from view.
Newly inhabited buildings are often initially at low occupancy, particular for non-residential
components.
• Existing street lighting is currently well spaced apart, and lighting from existing dwellings is
minimal.
• The location of the future railway station and commercial area will provide opportunities for
casual passers-by to monitor the site to identify potential opportunities for crime.
• The future commercial areas may also provide for the service of alcohol and may increase the
presence of intoxicated passers-by, particularly late in the evening when pedestrian traffic
may be low.
• The location of the future park opposite the site, may result in there being minimal evening
surveillance opposite the subject site.
2.4 Crime Prevention through Environmental Design (CPTED)
Crime Prevention through Environmental Design (CPTED) describes the use of environmental design to deter criminal and anti-social behaviour. CPTED strategies are founded on the notion of being able to influence the decision making of potential offenders, by increasing the perception and likelihood
that crime may be witnessed, challenged or detected, and that criminals may be identified, or fail to escape crime scenes effectively. CPTED uses design and place management principles to influence the cost-benefit appraisal of crime opportunities associated with given locations, such that potential perpetrators may rationalise that the benefit of offending is outweighed by the cost (real or perceived). CPTED also seeks to influence the behaviour of legitimate users of a space, such that their frequent use of the space discourages its use by potential offenders, and prevents legitimate users from becoming victims of crime. The NSW Police stipulate that CPTED seeks to create environmental and social conditions that:
• Maximise risk to offenders (increasing the likelihood of detection, challenge and apprehension);
• Maximise the effort required to commit crime (increasing the time, energy and resources required to commit crime);
• Minimise the actual and perceived benefits of crime (removing, minimising or concealing crime attractors and rewards); and
• Minimise excuse making opportunities (removing conditions that encourage/facilitate rationalisation of inappropriate behaviour).
The four core principles of CPTED are surveillance, access control, territorial re-enforcement, and space management and each principle is described below within Table 1.
Table 1 CPTED Principles
Principle Design Approach
Access Control Access control uses physical and symbolic barriers to restrict, encourage and
channel pedestrian and vehicle movements. Access control minimises the
opportunities to commit a crime, and requires that greater effort be made on
the part of a potential offender. It enables the casual observer to quickly
identify when a person has infringed upon the appropriate physical boundaries,
increasing the difficult in obtaining access to victims or their property.
Conversely, unclear or illegible boundary markers increase the potential for
excuse-making opportunities. Effective access control can be achieved to
ensure that spaces are designed to facilitate communal gathering, which
attracts large numbers of people, or to restrict access to areas where the risk of
crime is high (such as within areas provided with poor natural surveillance).
Importantly, access control should not promote a confronting or hostile
environment, which could reduce the likelihood of social interaction.
Surveillance The attractiveness of crime targets can be reduced by providing opportunities
for effective surveillance. Natural surveillance occurs by designing the
placement of physical features, activities and people in such a way as to
maximise visibility and foster positive social interaction. Technical surveillance
is achieved through mechanical/electrical measures such as CCTV, mirrored
building panels and lighting. Where relatively high levels of surveillance are
provided, potential offenders feel increased scrutiny, perceive few escape
routes, and can be deterred from committing crimes that might otherwise be
committed in areas where surveillance is low. Key attributes of areas with high
passive surveillance include sightlines between private and public/communal
The overall development is for the demolition of all existing structures on the site and construction of 6 x four-storey residential flat buildings, containing a total of 369 apartments, 8 commercial premises, three basement car parks each containing two levels, stormwater works, landscaping, and subdivision of the existing allotment into 3 lots, each containing 2 residential flat buildings, at 84 Tallawong Road, Rouse Hill.
3.2 Built form, Architectural Style, Materials and Finishes
The development consists of six residential flat buildings, with two provided to each of the proposed three new allotments. Each allotment contains one building situated on the northern side of the site, and one on the southern side of the side, with all apartment buildings oriented approximately east west, and with each building façade parallel to the site’s boundaries. Within each site, the buildings are separated by a central communal open space area which continues through the entire development from Tallawong Road through to the rear of the site. Each apartment building is four storeys in height, with a total 369 apartments. The subject site will be surrounded by roads, with three new roads proposed on three of the four boundaries, with Tallawong Road provided to the other. As required, half of the total road width will be constructed and dedicated to Council prior to occupation of the development. Each apartment building is provided with a separate rooftop communal open space which receives unfettered solar access at all times of the year. Each building contains two lift cores with approximately eight apartments accessed of each core. Four separate commercial tenancies are proposed to each of the two buildings within Lot 1, with all commercial tenancies to front Tallawong Road.
The proposal seeks subdivision of the existing allotment into three new lots, with each lot containing a northern and southern apartment building. Subdivision will also require land dedication for half of the width of each of the three new roads surrounding the site. Refer to the image below.
Figure 8 - Plan showing proposed lot size for each of the new lots.
Source: Archidrome
3.4 Vehicular Access, Pedestrian Access and Parking
Two levels of basement parking are proposed underneath each site, with the basements also sitting partially underneath each ground floor communal open space area. The western lot, Lot 1, is provided with access directly from the centre of Tallawong Road, with the driveway to the basement sitting at the western side of the communal open space. Lot 2 and Lot 3 are provided with basement vehicular access from the new street to the north, with each basement driveway entry provided on the western boundary of the allotment.
Each basement car park is laid out as a double width aisle with 90-degree parking on either side. A total of 490 car parking spaces are provided comprising the following:
• 391 x resident parking spaces (including 52 x accessible spaces);
• 75 x visitor; and,
• 155 x bicycle spaces. Details of the specific parking allocation to each building are provided within Section 4.1.8 of this Statement. Car space sizes and manoeuvring areas comply with the relevant Australian Standards. Refer to submitted Traffic and Parking Impacts Report for further details. An internal perimeter pedestrian footpath is proposed around the majority of each building, with access provided to each lift core from a total of 12 separate pedestrian entries. In addition all ground floor apartments that are located at a street frontage are provided with direct pedestrian access from the adjoining street.
3.5 Landscaping and Tree Removal
The proposal seeks to remove all existing trees on site in order to facilitate the proposed redevelopment of the land. The proposed landscaping scheme has been prepared by Site Image Landscape Architects, and seeks to increase the amount of significant vegetation that is currently provided at the site. This includes the planting of perimeter trees on the site, new street trees to each of the four frontages, and significant additional shrubs and groundcover. Canopy tree cover is also provided within the central communal open space corridor, and smaller plantings are also provided to the rooftop. Deep soil areas and a boundary landscaping strip will be provided across the full length of the setbacks of the development which have widths of approximately 6m. Two separate deep soil areas are also provided to each basement to enable the central planting to reach their mature growth potential. Detailed Landscape Plans have been prepared by Site Image Landscape Architects which form part of the plans submitted as part of this Development Application. Reference should be made to these documents for further landscape information.
3.6 Communal and Private Open Space
Extensive communal open space is proposed to each individual allotment, with rooftop communal open space proposed for the majority of the roof area of each building, and accessed from both lift cores within each building. The rooftop communal open space areas will be provided with unobstructed solar access throughout the year, and cater for a variety of different uses, with pools, play areas, fitness equipment, sun lounges, and covered and uncovered seating, provided to each building within each lot, with planting provided throughout each rooftop. The central ground level communal open space is also provided with play areas, barbecues, and a variety of seating. Overall each development provides communal open space to greater than half of the area of each site, with facilities and equipment to cater for a variety of different users and age groups.
The ground level communal open space area to each proposed allotment lies in between the two buildings. Due to the provision of a vehicular access point from Tallawong Road, the ground floor communal open space to Lot 1 is smaller in size than the communal open space areas within Lot 2 and Lot 3. Each ground floor communal open space area is accessible from footpaths and ramps which are located around the perimeter of each lot. The ground floor apartments which are located adjacent to an existing or proposed street are provided with direct pedestrian access between the adjacent street and the generously dimensioned courtyards of each apartment. The remainder of the apartments within the development are provided with balconies that are directly accessed via sliding doors from the living areas, and in some instances, are also accessible from a secondary access point at a bedroom. The rectangular shape of the balconies with generous depths create highly useable areas that will be able to comfortably accommodate outdoor cooking facilities and a large outdoor dining table with chairs.
3.7 Waste generation, storage and collection arrangements
Each of the three allotments will be provided with a waste storage area within the upper basement level. Separate storage facilities will be provided for residential and non-residential waste, with residential waste to be stored in 13 x 1100 litre mobile bins, and 20 x 240 litre mobile recycling bins. Space is also available within the basement for bulky waste, with a separate room provided for commercial waste. Adjacent to each of the garbage rooms is a loading dock within the basement. On each collection day, all waste bins will be removed from the waste storage area, and placed onto a collection area at the rear of the loading dock, with the bins to be serviced from this location. Refer to submitted Waste Management Plan for further details.
3.8 Drainage
Concept Stormwater Plans have been prepared by Advent Consulting Engineers and submitted as part of this development application. Reference should be made to these documents for further drainage, stormwater and environmental site management information.
3.9 Roadworks
The proposal seeks the provision of new roads surrounding the perimeter of the subject site. Subdivision works plans, prepared by Advent Consulting Engineers, provide details on the proposed roadworks at each frontage. The proposal will provide for half-width road construction, which are labelled within the plans as Road 1 (north-western boundary), Road 2 (south-eastern boundary), and Road 3 (north-eastern boundary).